A vacant corner lot with a frontage of 18 meters ( San Rafael side ) and 18 meters ( Phi-Am Street side). Located right accross Mother Goose School. Just a 2 minute walk to Pioneer Street Shaw Boulevard or a 5 minute walk to Capitol Commons. Other nearby establishments are 10/Q Convenience Store, Caltex , Mercury Drug, BPI, Andoks , Ace Hotel, various fine dining resto, various offices and call centers and all other kinds of business establishments. Highest and Best Use : A potential place for a 10 to 20 storey Condotel, townhouses or offices. Other establishments to be developed within the area are Rockwell Center and DMCI.